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Keep Your Home California Frequently Asked Questions    |    Contact us to see if you qualify?    |   Text us at: 415.885.9090

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HOME BUYERS AND SELLERS | GET FREE ESCROW FALL-OUT TEXT NOTIFICATIONS: 415.885.9090


HOME BUYERS AND SELLERS | GET FREE ESCROW FALL-OUT TEXT NOTIFICATIONS: 415.885.9090
       DEALS CAN FALL OUT OF ESCROW FOR NUMEROUS REASONS:

  1. LENDER DOESN’T DO ITS JOB: It is your financing team’s responsibility to make sure you are qualified to purchase or refinance a home.
  2. BORROWERS PURCHASE THINGS IN THE MIDDLE OF A TRANSACTION: One of our ten commandments is: “Don’t buy a car unless you plan to live in it.” It is imperative that borrowers keep their credit untouched during the home-financing process.
  3. APPRAISAL DISPUTES: Sometimes, the property does not appraise for the agreed purchase price. In this case, we can send in a rebuttal to try to prove value, but if the appraiser still doesn’t agree, it will come down to whether or not the seller is willing to lower the price of the home.
  4. COMMUNICATION AND COOPERATION: The most important part of financing a home is communication. There are several parties involved in the real estate financing process, and we can only move as fast as you do. Without you, we have none of the information that we need, so being on top of your game is a must to get things done on time. ve 

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WE OFFER FREE CREDIT BOOST FOR HOME BUYERS | LEARN HOW YOU CAN LEGALLY REMOVE NEGATIVES IN 30 DAYS


Improve Your Credit Score In 30 Days | Increase Your Credit Scores As Much As 150 Points Or More | Buy Your Home | We Can Help

WE OFFER FREE CREDIT BOOST FOR HOME BUYERS | LEARN HOW YOU CAN LEGALLY REMOVE NEGATIVES IN 30 DAYS
Need Extra 50 - 100 Points On Your Score To Buy Your Home ... ?

If you are over the age of 18 and are out of your  parent’s home, likely you have run into the term “credit score.” Whether applying for a credit card or trying to buy a vehicle, you quickly realize how crucial a high credit score becomes in getting the best financial terms, the most profitable opportunities and in actuality to the entire health of your financial life.
In fact, your credit score affects things beyond credit purchases. For example, are you trying to rent a place? The first step for any reputable landlord is to pull a credit check. Think your automobile insurance is too high? Often, people do not realize that auto insurance rates are heavily tied to your credit score.

With access to the best financial terms, lower payments and low-interest rates, it is simply common sense that a good credit score can save you thousands of dollars every year. It is no wonder then that so many people are looking for ways to repair less than great credit. Before you can repair it, however, you need to understand it.

What exactly is a credit score?

Essentially, your credit score is a three-digit number that fluctuates from around 300 to 850, but that range can change depending on which scoring model is used. The higher credit score you have, the more creditworthy lenders view you. There are cases in which you can have no credit score at all, and typically this happens to young adults that have just started to become independent and have never purchased anything in their name. In fact, this is one of the biggest challenges that young adults face when trying to set out on their own. However, this problem does not solely affect young adults; it can also affect those that have purchased primarily with cash and have never had a credit account or a loan. Later, we will discuss how to repair less than stellar credit and how to establish credit if you have none.
Would it surprise you to learn that you have more than one credit score? In fact, at a minimum you have three, thanks to the three major credit bureaus; Experian, Transunion, and Equifax.

These competitive credit bureaus collect and update your financial and credit history in a credit report, and then run calculations through a scoring model to provide a credit score. These bureaus are where your lenders (and others) go to view your credit and make a decision on your creditworthiness. They may seek your credit score from one, two or all three, depending on their preference.

Your score may vary widely between credit bureaus because the same information is not always recorded to all of the bureaus, or they may record or store the information differently.

Different credit bureaus are not the only reason you have more than one credit score. In fact, you have far more than three credit scores because your credit score changes based on the scoring model used to perform the statistical analysis of your credit data.

This statistical analysis will put different weights on particular credit factors (such as debt type), with some factors affecting your credit more than others. The most widely used scoring model for lenders and the one you are likely familiar with is FICO, short for Fair Isaac Corporation. The Fair Isaac Corporation was the first company to offer a credit-risk model with a score.
There is not just one version of FICO, but many; with a different version used for mortgages, auto loans, credit cards and more. Additionally, FICO is not the only model used, and in fact, there are hundreds of scoring models, including FICO’s biggest competitor, Vantage Score.

Although there are too many scoring models to name here, it is important to remember that every scoring model out there is used for a particular purpose, and its calculations are created according to that purpose. With hundreds of different scoring models out there you could have hundreds of different credit scores!

So, now that you know how it works, what exactly is on your credit report? And how do you assure it is accurate? Well, thanks to the Fair Credit Reporting Act, 15 U.S.C. § 1681 (“FCRA”), a U.S. Federal Government legislation enacted to promote the accuracy, fairness, and privacy of consumer information contained in the files of consumer reporting agencies, you as the consumer have certain rights and protections; including being entitled to a free credit report from each agency every 12 months.

On your credit report, you will find all of your financial accounts and their details including account balances, credit limits, loan amounts and payment history. This entitlement is great news for you, as there is no better way to know what is on your credit report, and in turn, what your lenders see than to get one yourself. You can obtain this free credit report by going to each bureau’s website.

What happens if you find an error or you contest the information on your credit report? As luck would have it, the FCRA protects consumers under these circumstances by granting them the ability to dispute inaccurate items on your credit report.
Disputing an item on your credit report can be done by writing a dispute letter to each bureau and in some cases (if the Bureau website allows) a dispute can be submitted through their website.


Fortunately, scoring models have enough credit factors in common that addressing these factors will universally help raise your credit score. So just what are the most important credit factors to consider when trying to repair your credit?
Critical Credit Factors

In this section, we will discuss the credit factors that universally help your credit, regardless of which credit bureau or scoring model is used. However, for simplicity sake and because 90% of lenders use FICO (it is the most common scoring model), we will be using FICO as the example when stating percentages (or weight) of a credit factor.

Although different scoring models apply different percentages or weights to each factor, improving them will help raise your credit score across the board.

Payment History: This is the most valuable information the lender is after, and because your payment history covers 35% of your total score, it should be the factor you are most concerned with protecting. In fact, according to FICO a single 30-day late payment can drop a good score by 90 to 110 points. So it is no secret that paying on time every time is the best strategy.
However, nobody is perfect, and sometimes financial crisis happens. The good news is a single late payment won’t hurt your credit forever, and the sooner you rectify it and the more time that passes between the delinquency and your current history, the sooner your credit will bounce back. Also, your misfortune will not haunt you forever.

There is a seven-year statute of limitations that regulates how long the late payment can be reported and the seven years starts from the date of the delinquency. If a late payment is showing up after seven years, you can dispute it and get it removed from your report.

You should see your credit score begin to rise once you start making all of your payments on time and dispute any old or inaccurate information that may appear on your credit report.

Debt Ratio: Coming in at 30% of your credit score, this factor holds only slightly less weight than your payment history. Sometimes called credit card utilization or amount owed, it is simply a matter of how much of your available credit is being used.

Your credit utilization ratio can be determined easily by adding your total outstanding balances and dividing it by your total credit limits to create a percentage.

Lenders like to see a ratio of less than 35% utilization and preferably closer to 10% for obvious reasons. A creditor is simply more reluctant to accept your application if they discover that you are overextended and relying too heavily on borrowed money. Paying off a large portion of your debt and bringing your utilization to a more desirable ratio can increase your credit score quickly.

Length Of Credit History: At 15% of your score this factor has a medium impact and is also the factor you have the least control over. It is also the credit score element that gives seasoned account holders an advantage over new account holders (provided your accounts are in good standing).

Your length of credit history is calculated differently between scoring models with some models using the age of your oldest account while others use the average age of your open accounts. It is an age-old scenario, much to the chagrin of new credit users, that after closing an unused credit card account, your credit score drops significantly because it then shortens the length of credit history.

If repairing your credit is the concern, it is far better to keep old accounts open and in good standing than to close them.
Your Credit Account Mix: While not a significant portion of your credit score at 10%, your account diversity is still important, because after all, when raising your credit score, every bit helps. Seeing a good mix of credit types is important to lenders because they like to see that you can manage a variety of accounts successfully. So what types of accounts are we talking about? While there are certainly more than two account types, the two leading contenders are:

1. Revolving accounts: A revolving line of credit is an account that does not have a fixed number of payments (but may have a required minimum) and the outstanding balance does not have to be paid in full every month and can in rolled over into the next month. Examples of revolving credit are credit cards, gas cards, home equity lines of credit and department store cards. Revolving accounts help prove that you can manage debt responsibly.

2. Installment accounts: An installment account is an account that is paid back over a set period, and that has fixed amount that you pay every month. Things like mortgages, auto loans or student loans are considered installment credit and show lenders that you can successfully maintain a payment over time.

Becoming familiar with each type of credit account, you can easily see why if your credit is made up of only one type of account, it gives only part of the picture of your account management habits. Diversity in your accounts gives creditors a full picture of your financial management and also helps keep your score high.
It may be a good idea to open an account to round out your financial profile but beware of going into more debt if you cannot afford it. Opening up another account should only be done if you have a legitimate need for it and more importantly the ability to pay for it.

An additional credit factor sometimes correlated to the type of credit accounts you have are the number of accounts you have. Whether open or closed accounts, creditors often like to see more than a one or two accounts on your credit profile when considering you for a loan.

New Credit and Credit Inquiries: Opening a new account or applying for new credit will not automatically lower your score or disqualify you from a loan. However, having many new accounts (especially if you have only managed credit for a short time), warns creditors that you may not know how to handle your debt responsibly and it throws up a red flag. Having many new accounts may also temporarily lower your credit score.

At 10% of your new score, it is important to open new accounts responsibly along with an appropriate budget and well thought out financial plan. Additionally, applying for credit too often can also lower your credit score through what is known as “hard credit inquiries.” A hard credit inquiry is when a lender or financial institution pulls your credit report to make a lending decision.

Too many of these credit checks will affect your credit score. It is important to note that the same is not true when a soft credit check is performed. An example of a soft credit check is when a person or company checks credit for a background check or getting preapproval for credit offers.

These soft inquiries can occur without your approval, but do not affect your credit score.

Additional Factors: Other delinquencies that will negatively affect your credit are debts such as judgments, bankruptcy, and unpaid fines or taxes.  So now that you know how to raise and protect your credit score, what should you do if you don’t have any?

Ways to establish a credit history

The quickest and safest way to begin building your credit score is with a secured credit card. People with bad or no credit can easily get a secured credit card because before you can use it, you must put money into it. So, if you put $800 in the credit card account, then $800 becomes your credit limit.

Using a secured credit card will help you create a positive credit history, and although unsecured credit cards may have better rewards and no money to put down, your credit score does not view a secured or unsecured credit card any differently.
Another way to establish a good credit history is with a credit builder loan. A credit builder loan is a small loan, offered by credit unions and banks that help people with no credit or bad credit establish a positive credit history.

There is little risk to the lender because they deposit the money into an account and do not release the money to the borrower until the payments have been made in full. The loan can be for as little as $100, and as long as you have made your payments on time, it can substantially raise your credit score.


Learn how to LEGALLY remove NEGATIVES off your credit report here

BELOW MARKET RATE HOME / CONDO LISTING IN GREATER SAN FRANCISCO BAY AREA ( FAQ'S )


BELOW MARKET RATE HOME / CONDO LISTING IN GREATER SAN FRANCISCO BAY AREA ( FAQ'S )
Frequently Asked Questions


1. I am looking for low-income or affordable rental housing, where do I go or how do I apply?

Answer: The Mayor’s Office of Housing and Community Development (MOHCD) publishes available Below Market Rate units on our website; click here to view the information: Resources for Affordable Rental Housing in San Francisco.
 

2. I am a homeless person, and I need help finding a shelter or very low income housing – where can I go to get help or find more information?

Answer: There are many agencies within the City and County of San Francisco that assists with homeless – you can contact one of the following agencies listed below click the agency name to view their site:

  • 311 Homeless Issues - All Matters
  • San Francisco Human Services Agency
  • Project Homeless Connect 
  • San Francisco Department of Public Health
 

3. I am not certain if I am a Certificate of Preference (COP) holder or I’ve lost a copy of my COP certificate, how can I verify my eligibility or request for a copy?

Answer: Please call the COP hotline (415) 701-5613. Please review the Certificate of Preference website for more information.
 

4. I am looking for a BMR unit to purchase, what is the first step for me to apply? Where can I get an application?

Answer: The first step in applying for a BMR or Below Market Rate for sale unit is by attending and completing a first-time homebuyer workshop and one-on-one counseling conducted by one of the participating non-profit housing counseling agencies listed here: www.homeownershipsf.org. You must contact the participating agency directly to sign-up for the workshop and one-on-one counseling.

The next step is to select a unit which you may qualify for listed on our website. To view current listings, click here: Current BMR Listings. Then, you must obtain a mortgage loan pre-approval from a MOHCD participating loan officer (the list of lenders can be viewed here: Participating Mortgage Lender list). Your housing counselor and the seller’s sales representative/realtor can guide you through the homebuying process.
 
5. I am a homeowner and my unit is part of the MOHCD BMR or former SFRA limited equity program, I would like to re-sell the unit, how can I do this?

Answer: To re-sell a BMR or Limited Equity Program homeownership unit, the homeowner must work with a Realtor. The homeowner’s Realtor will need to submit the following to MOHCD, attention BMR program, 1 S. Van Ness Ave. 5th Floor, San Francisco, CA 94103:

a) A listing agreement. Please leave the sales price blank temporarily, as a member of MOHCD will need to calculate the maximum re-sale sale price and return to the seller and the Realtor after receiving a formal request.

b) A signed and dated physical letter from the homeowner indicating their intention to sell the unit. Please include the current amount of the monthly HOA dues in the letter.

Next steps instructions will be provided by a member of MOHCD homeownership programs team after the above items have been furnished. To review the process, click here: BMR Resale Process.
 
6. I would like to refinance my first mortgage loan – who can I talk to and how do I begin the process?

Answer: The first step is for you to find a participating loan officer listed on our website: Participating Mortgage Lender list. We suggest for you to begin with your first mortgage lender.

Your loan officer will guide you with the refinance process and submit a refinance or subordination package on your behalf. If you have any additional questions – you or your loan officer may contact the Subordination Unit here at MOHCD by calling (415) 701-5500. You may also view the FAQ page for Refinances / Subordinations.

IMPORTANT: If you are at risk of foreclosure or if you need help in applying for a loan modification or hardship program extended to those at risk of foreclosure – you must review the following link in our website: Foreclosure Resources

 

7. I would like to pay-off my loan with the Mayor’s Office of Housing and Community Development or the former San Francisco Redevelopment Agency (SFRA) associated with my home, how do I do this?

Answer: Please call the Subordination and Loan Servicing Unit at (415) 701-5500.
 

8. I am a mortgage loan officer assisting a homeowner, but I am not your lender list – can I submit a loan application or refinance application?

Answer: No. Only a participating mortgage loan officer may submit lender forms to our office. To become a participating lender, click here: Lender Workshop and Training. Reminder: Not every lender can lend to a MOHCD BMR administered unit with restrictions which survive foreclosure.
 

9. I am a licensed Real Estate Appraiser, I need a list of comparable BMR units for a homeowner who is selling or refinancing, who can give this information to me?

Answer: MOHCD does not require BMR-to-BMR comparables in appraisal reports. If a lender requires this, the appraiser can check our website for recent listings, which can be viewed here: Current BMR Listings. Each BMR unit is priced independently and will vary from the time when they were purchased to the time they are sold according to the AMI levels and other factors. A BMR comp is not useful for our office.
 
10. I would like to apply for DALP down payment assistance loan, how can I apply?

Answer: The first step in applying for DALP or down payment assistance loan program unit is by attending and completing a first-time homebuyer workshop and one-on-one counseling conducted by one of the participating non-profit housing counseling agencies listed here: www.homeownershipsf.org. You must contact the participating agency directly to sign-up for the workshop and one-on-one counseling.

The next step is to select a unit which you may qualify, get a mortgage loan pre-approval from a participating loan officer listed on our website (the list of lenders can be viewed here: Participating Mortgage Lender list). Your mortgage lender will guide you with the DALP application process; your housing counselor and your Realtor can guide you with the remainder of the homebuying and escrow closing process.
 
11. I live in a building with BMRs, my neighbor who owns / rents a BMR is sub-leasing the unit or a bedroom, who can I report that to?

Answer: Please call our office at (415) 701-5500 or submit a letter to our office, MOHCD, attention BMR Program, 1 S. Van Ness Ave., 5th Floor, San Francisco, CA 94103. The letter can be made anonymous, but please do include the property address you are reporting, as well as the condominium unit or apartment number. A member of our monitoring team will investigate the inquiry and take the necessary actions to correct and ensure that the BMR unit is owner occupied or occupied by the approved tenants.
 
12. I need to change the Title on my BMR unit because my partner/wife/husband and I divorced, how can I get this done?

Answer: You must submit a signed and dated letter to MOHCD, attention BMR Program, 1 S. Van Ness Ave., 5th Floor, San Francisco, CA 94103. All adult members of the household who holds Title must sign and date a physical letter with consent to remove one member from Title. You must attach a copy of a legal separation document or divorce decree.

Title changes are limited to death, divorce or dissolution of marriage. To add, only the following will be allowed: Marriage or State domestic partnership.
 
13. I need a copy of my Promissory Note and/or Deed of Trust for my unit or loan with the City, who can I speak to request for a copy?

Answer: You must begin searching from your own files. A copy of Promissory Note and Deed of Trust attached to a property is given to a homebuyer by an escrow officer upon a homebuyer’s signing of documents during purchase of a house. You must retain these documents in a safe place including your first mortgage loan and insurance documents.

Recorded documents including Deed of Trusts are also available at the San Francisco Assessor Recorder’s Office: www.sfassessor.org

A copy of a borrower’s promissory note for a City Administered unit will only be released upon submission of a written, signed and dated request to MOHCD, attention Homeownership Programs at 1 S. Van Ness Ave., 5th Floor, San Francisco, CA 94103. You must allow 7-10 business days for MOHCD staff member to respond, as our office will need to conduct an archive search.
 
14. I am a property manager for a building with BMR rental units, I need to list or publish a unit that recently became vacant; who can I submit this request to? What is the process?

Answer: You must review our BMR re-rental process and follow the steps, which can be viewed here: BMR Re-rental Process.
 
15. I am a Realtor, and I have a client interested in purchasing a BMR unit, who can I talk to about a specific BMR unit that is advertised on the MLS or on the MOHCD website?

Answer: You must contact the Realtor listed in the advertisement or MLS. The Realtor must give you or the applicant a copy of the BMR application and guide you and the applicant about the application process. The homebuyer must have a first-time homebuyer certificate and a mortgage loan pre-approval from a participating lender.
 
16. I saw a house or a condominium unit somewhere and I need to know if it has restrictions or liens from MOHCD. How can I find out or who can I talk to about this?

Answer: The best way to find out if a property has any restrictions or liens is to contact a Title Company and review a Title report. You must also review the legal map description, any declarations of restrictions and liens.
 
17. What's the difference between the Mayor's Office of Housing and Community Development and the Housing Authority? The Rent Stabilization Board? The City Planning Department?

Answer: The Mayor's Office of Housing and Community Development is the City's housing finance agency, providing financing for development of rental housing and for first time homebuyers.

The San Francisco Housing Authority administers the rental of public housing and the Section 8 voucher program of rental assistance for privately owned housing.

The San Francisco Rent Board oversees the City's rent control ordinance and handles complaints about rent increases and evictions.

The San Francisco Planning Department regulates the development and use of the City's land in accordance with the Planning Code and the decisions of the Planning Commission regarding specific project requirements.

_________________________________________________________________________________
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